I was also planning to work for a property managing firm to learn the ropes of the state and local codes while continuing to invest.

Try to get preapproved from a local loan broker or Co-op. 

Additionally, investors should monitor local markets carefully—new supply is coming online, particularly in the multifamily space.

Beyond trying to connect on this forum would recommend look in the BP Meet up section and checking out local DFW FB RE investor Facebook groups as well as Meetup.com and Eventbrite for local events. 

Local banks and smaller credit unions are most aggressive in this space.

Unless you have a local law that says otherwise, it's not illegal to disclose this. 

If they’re underfunded, you could get hit with special assessments.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space?

Attend local meetups, analyze at least five deals per week, and connect with investor-friendly agents to position yourself for success.

20% down, mortgaged the rest through a local bank How did you add value to the deal?

Wrapping 3 properties into one blanket loan shouldn't be a problem, save these are sitting on any sizeable acreage.You might get lucky and find a unicorn local bank or credit union that would consider that kind of leverage, but I would say overall, those terms are very unrealistic.Cheers!